THE PINES
Investor score
55
Liveability score
72
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$1,660,000
VIC Gov · 2025
Rent yield
Real1.4%
computed from govt data
Annual growth
Real0.9%
annualised from govt data
Vacancy rate
Est.1.9%
modelled estimate
AI insights for THE PINES
Investment analysis, risks & comparisons
THE PINES shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$462/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+4.0%
annual shift
Yield × growth index
1.2
combined signal
Net yield (est.)
2.19%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.8%
est. compound, long-run avg
10-yr growth (CAGR)
+4.7%
est. compound, long-run avg
Rental demand
54 / 100
Moderate demand
Supply pipeline
Est.1.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
THE PINES is a metropolitan VIC suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro VIC suburb with strong infrastructure and transport
- Rental yield 1.4% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,792/wk
$79k taxable p.a.
Renters
23.4%
73.3% owner-occupier
Median age
41.0 yrs
Unemployment
2.3%
Population growth
+2.3% p.a.
Investor-owned
23.0%
of all dwellings (ATO)
Houses
68%
24% apartments
Degree qualified
36.0%
bachelor's or higher (ABS)
Work from home
25.3%
of employed residents (ABS Census)
Median lot size
540 m²
Standard block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
7.2%
Some Airbnb activity
Market activity
Distance to CBD
17.7 km
Outer suburbs
Days on market
22 days
Fast-moving market
Auction clearance
67.1%
Strong demand
Walkability
68 / 100
Very walkable
Coastal proximity
20.1 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
1,707/km²
Suburban
Schools in postcode 3109
🏫Primary (5)
Government · Yrs Prep-6 · Major Cities
Doncaster Gardens Primary School
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Catholic · Yrs Prep-6 · Major Cities
🎓Secondary (1)
East Doncaster Secondary College
Government · Yrs 7-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Moderate7.5 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Top tier6 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
32
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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